Mixed-Use Storefront with
For Sale
$499,000
402 Park, Great Barrington, MA 01230
Mixed-use building combines a commercial storefront with a two- to three-bedroom apartment and separately metered utilities.
Property Size2,178 SF
Price / SF$229.11
Days on Market9
Property Features for 402 Park
General Information
Standard status
Active
Size
2,178 SF
Property subtype
Commercial
Amenities
separate utilities
Building Details
Year Built
1900
Listing Agency:
HOUSATONIC REAL ESTATE
Listed By:
Suzann Laverack Ward
(413) 458-5000
Source:
Harschrealestate
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 26 at 7:29AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of HOUSATONIC REAL ESTATE
Investment Insights
Based on property information with market context.
Built in 1900, this 2,178-square-foot mixed-use property combines a storefront with a residential apartment offering two to three bedrooms. The commercial and residential components have separate utilities, supporting distinct occupancy and operating arrangements.
The property is located at 402 Park in Great Barrington, Massachusetts. Parking is available at both the front and rear of the building, providing on-site parking for the mixed-use configuration.
The property is located at 402 Park in Great Barrington, Massachusetts. Parking is available at both the front and rear of the building, providing on-site parking for the mixed-use configuration.
Key Highlights
- 2,178‑square‑foot mixed‑use building
- Commercial storefront with a two- to three‑bedroom apartment
- Separate utilities for the storefront and apartment
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$26,290
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.27%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$525,800
$525.8K
Cap Rate 7%
$375,571
$375.6K
Cap Rate 9%
$292,111
$292.1K
Market Conditions
NOI Build-Up for 2,178 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$39.2K $18.00/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$37.6K $17.24/SF
− OpEx
−$11.3K −$5.17/SF
NOI
$26.3K $12.07/SF
Area
Berkshire County, MA
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$525,800
Cap Rate 7%
$375,571
Cap Rate 9%
$292,111
Alternative Uses
Best Use
Retail
$375.6K
$328.6K – $438.2K
NOI $26,290 @ 7.0% cap · market cap 5.27%
Second Best
Mixed Use
$315.0K
$275.7K – $367.5K
NOI $22,052 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$637.7K
$558.0K – $744.0K
NOI $44,640 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 01230, MA
8,907
Population
5,025
Households
1.8
Avg Household Size
52
Median Age
49%
College-Educated
95%
High-School Grad
97.0 sq mi
ZIP Area
92
Density / Sq Mi
$82,871
Median Household Income
$40,397
Median Earnings
$1,286
Median Rent
$479,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building combines a commercial storefront with a two- to three-bedroom apartment and separately metered utilities.
Where is this mixed-use property located?
The property is located at 402 Park Great Barrington, MA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,178‑square‑foot mixed‑use building; Commercial storefront with a two- to three‑bedroom apartment; Separate utilities for the storefront and apartment
